I am purchasing a new build flat in Thames Ditton. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Thames Ditton you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Thames Ditton.
My bid for a property was accepted at auction in Thames Ditton. Conveyancing is required. What are my next steps?
Now that you are exchanged you now have to instruct a conveyancing practitioner soon as you are facing a fast approaching deadline in which to complete the property. Every auction property should have an associated auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete on the on the contractual date .
I was told four weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Thames Ditton is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
Co-operative have agreed my home loan in principle, my bid on a house in Thames Ditton has been accepted, now what?
Your estate agent will need to be advised as to your solicitor's details (ensure that the lawyers are on the lender’s approved list). Call up Co-operative or your financial adviser and finish off any appropriate documentation. Co-operative will sellect a valuer who will get in contact with the estate agent or seller to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Co-operative will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Thames Ditton.
How does conveyancing in Thames Ditton differ for newly converted properties?
Most buyers of new build property in Thames Ditton come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Thames Ditton typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Thames Ditton or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Thames Ditton before appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies tend not grant a loan on such a property.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Thames Ditton. Conveyancing may be slightly more expensive based on your lender's requirements.
I am 3 weeks into a residential purchase having been referred to conveyancers by the selling agent to perform conveyancing in Thames Ditton. I am not happy. Could you help me find new lawyers?
They would need to be really poor in order to consider replacing them. Has the mortgage offer been issued? If so you must inform them of the replacement solicitor and get the offer are re-issued. Your conveyancer needs to be on the lenders approved list to avoid escalating charges and frustration. So that should be your starting point. The search tool can help you find a bank approved lawyer for your home move in Thames Ditton
I am employed by a long established estate agent office in Thames Ditton where we have witnessed a few flat sales put at risk as a result of short leases. I have been given conflicting advice from local Thames Ditton conveyancing firms. Could you confirm whether the vendor of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
We have reached the end of our tether in seeking a lease extension in Thames Ditton. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Thames Ditton conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Thames Ditton flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.